Am I correct in assuming that the fact that my solicitor in Cromer is not on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Cromer conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I am about to exchange on the purchase of a house in Cromer but as a result of wreckage from the recent storms I have managed to agree reparation from the owner of £3k by way of a adjustment in the price. I had intended this to be dealt with as part of the conveyancing process however TSB will not agree to this. Why were they informed?
Any property lawyer that is on a TSB conveyancing panel is obliged to advise TSB of any variations to the purchase price. If you were to refuse your solicitor to disclose the reduction to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new conveyancer for your conveyancing in Cromer.
The estate agent has sent us the confirmation of our purchase of a new build flat in Cromer. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Cromer
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Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Cromer is the location of the property. Can you shed any light on this issue?
Flying freeholds in Cromer are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cromer you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cromer may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Helen (my wife) and I may need to rent out our Cromer basement flat for a while due to taking a sabbatical. We used a Cromer conveyancing firm in 2002 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?
Notwithstanding that your last Cromer conveyancing lawyer is not around you can check your lease to check if you are permitted to let out the apartment. The rule is that if the lease is non-specific, subletting is allowed. Quite often there is a prerequisite that you must seek permission via your landlord or other appropriate person prior to subletting. The net result is that you cannot sublet in the absence of prior consent. Such consent must not not be unreasonably withheld. If the lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.
I invested in buying a ground floor flat in Cromer, conveyancing formalities finalised October 1996. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Cromer with over 90 years remaining are worth £222,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2094
With only 70 years left to run the likely cost is going to be between £9,500 and £11,000 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
Me and my husband are buying a leasehold flat in Cromer. Conveyancing quotes are coming in at around £1650. Is that in the right ballpark?
The average fee last year for conveyancing in Cromer was £1,395 excluding SDLT and HM Land Registry fees.